11770 Pacific Coast Hwy Unit D · Malibu, CA 90265

$1,750,000

5 bd · 4.0 ba · 1,782 sqft · Condo public records · 39 Days on market

Built 1969 $827/mo HOA · 6% of rent

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +8.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +3.6/10.0
• 1% rule +2.7/10.0
• Livability +2.7/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0

Listing remarks

FIXER ALERT!! BEACH FRONT COMMUNITY. PRICED TO SELL. Beach Front - Gated Community! 3-story w/ ELEVATOR. 4 bedrooms/3.5 baths! Incredible views and beach access. 3rd Floor has a living room, full kitchen, 1/2 bath, and outdoor terrace with beautiful ocean views. 2nd Floor has the primary suite with ensuite bath and two guest bedrooms with a shared hall bath. The bottom level can be used as a separate living area/ADU. .. boasts a bedroom, full bath, kitchenette, and its own private entrance!! Community amenities include a basketball court, tennis courts, and access to two fabulous beaches. Enjoy the quintessential beach lifestyle!

Key facts

• Gated community
• Outdoor terrace
• Beach front

Tags

• BEACH FRONT
• GATED COMMUNITY
• ELEVATOR
• INCREDIBLE VIEWS
• BEACH ACCESS
• OUTDOOR TERRACE

Property features AI

Finance

• Financial info: Available for lease; lease option possible
• HOA & community: Monthly HOA dues; Community amenities include basketball court, paddle tennis, and tennis courts; Community of 30 units; Association has pet rules (call for details)

Exterior

• Parking: Covered parking; 2 total parking spaces (2 covered)
• Security: Gated community; Community security features
• Utilities: Septic sewer
• Home design: Condominium, attached; Multi-level home with 3 total floors; Unit entry on first floor; Faces west
• Construction: Attached construction
• Exterior features: Beach access; Beachfront location; Close to clubhouse; Ocean view; Automatic gated community

Interior

• Kitchen: Range/oven; Refrigerator; Freezer; Microwave; Dishwasher
• Bedrooms: Bedroom(s) located on entry floor
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Other heating; No cooling
• Interior features: Elevator; Built-in cabinetry
• Laundry & utility: In-unit laundry with washer and dryer; Laundry area inside unit

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath condo listed at $1.75M.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.50M (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.35M (22.8% below list).
• Recommended offer: $1.35M (22.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 0.7% in Malibu — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 53/100 on livability (#979 in CA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, schools B; Watch: housing C-, crime F, amenities F.
• Oxnard Union High (urban): math 28% / reading 51% proficiency, ranked #220 of 517 in CA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-3.4%/yr); 627 active listings in the ZIP; high-income renter base; 1,759 units permitted in Ventura County in 2024 (1,196 in 5+ unit buildings).
• At $13,505/mo this rent would consume 82% of the median local household income ($197k/yr) (locally 420% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $23k of equity ($12k loan paydown + $11k appreciation (0.6% local appreciation)).
• Ventura County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 5, paydown + projected appreciation supports a ~$112k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($1.70M) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 7y ago; this cycle's ask has dropped $150k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1.35M; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $1,350,522 (22.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.46%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.62% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.74×
• Total profit: $-129,117
• Equity at exit: $562,885

10-year hold

• IRR: -1.7%
• Equity multiple: 0.81×
• Total profit: $-91,179
• Equity at exit: $722,005

Cash invested: $490,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 18 Strongly Tenant-Friendly
• State California: 18 Strongly Tenant-Friendly · D+13
• County: — inherits STATE
• City: — inherits STATE

AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.

Methodology + full state rankings →

ZIP-level market 90265

• Home prices YoY: 0.1%
• Rents YoY: -3.4%
• Active inventory: 627
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $13,505 medium
• Mortgage (P&I): −$9,177
• Tax from tax record: −$1,349 /mo · $16,186/yr
• Insurance: −$729
• HOA: −$827
• Vacancy / Maint / Mgmt: −$2,836
• Net cashflow: $-1,413

Break-even live

Break-even rent $15,294

Max offer price $1,500,383

Occupancy floor —

Sensitivity live

Price	-10% $-422	-5% $-918	+0% $-1,413	+5% $-1,908	+10% $-2,404
Rent	-10% $-2,480	-5% $-1,946	+0% $-1,413	+5% $-880	+10% $-346
Rate	-1.0pp $-532	-0.5pp $-968	base $-1,413	+0.5pp $-1,866	+1.0pp $-2,328

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $437,500
• Closing costs: $52,500
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $827 · $9,924/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-19
   days on market $1,750,000 Active 39 DOM
2. 2026-06-18
   days on market $1,750,000 Active 38 DOM
3. 2026-06-17
   days on market $1,750,000 Active 37 DOM
4. 2026-06-16
   days on market $1,750,000 Active 36 DOM
5. 2026-06-15
   days on market $1,750,000 Active 35 DOM
6. 2026-06-13
   days on market $1,750,000 Active 33 DOM
7. 2026-06-12
   days on market $1,750,000 Active 32 DOM
8. 2026-06-10
   days on market $1,750,000 Active 30 DOM
9. 2026-06-09
   days on market $1,750,000 Active 29 DOM
10. 2026-06-08
    remarks 637-char remark
11. 2026-06-08
    price $1,750,000 Active 28 DOM
12. 2026-06-08
    days on market $1,900,000 Active 28 DOM
13. 2026-06-07
    days on market $1,900,000 Active 27 DOM
14. 2026-06-05
    days on market $1,900,000 Active 25 DOM
15. 2026-06-03
    days on market $1,900,000 Active 23 DOM
16. 2026-06-02
    days on market $1,900,000 Active 22 DOM
17. 2026-06-01
    days on market $1,900,000 Active 21 DOM
18. 2026-05-31
    days on market $1,900,000 Active 20 DOM
19. 2026-05-12
    price $8,995
20. 2026-05-11
    listed $1,900,000 Active
21. 2026-04-03
    price
22. 2026-04-02
    listed $6,995
23. 2026-03-26
    price
24. 2026-02-03
    historical $6,995
25. 2026-01-20
    price
26. 2026-01-20
    listed $6,995
27. 2026-01-06
    status Active
28. 2026-01-01
    historical $6,995
29. 2025-12-28
    price $6,995
30. 2025-12-26
    price
31. 2025-12-04
    price $7,995
32. 2025-12-03
    price
33. 2025-12-01
    status Active
34. 2025-10-30
    listed $8,999
35. 2025-10-29
    price
36. 2025-10-11
    historical $6,900
37. 2025-08-29
    price $6,900
38. 2025-06-13
    listed $7,500
39. 2025-03-27
    price
40. 2025-03-18
    price
41. 2025-03-07
    price
42. 2025-02-05
    historical $7,600
43. 2025-01-10
    price $15,000
44. 2025-01-10
    price $6,950
45. 2025-01-10
    price $15,000
46. 2025-01-09
    price
47. 2025-01-08
    status Active
48. 2024-12-01
    price $6,950
49. 2024-11-18
    price
50. 2024-11-01
    price $7,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CA · Resets to sale price

• Current annual tax: $16,186 · $1,349/mo
• Projected year-2 tax: $16,186 · $1,349/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥85°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $162,063
• − Mortgage interest: −$98,027
• − Property taxes: −$16,186
• − Insurance: −$8,750
• − Repairs & maintenance: −$12,965
• − Management: −$12,965
• − HOA: −$9,924
• − Depreciation: −$50,909
• Taxable loss: −$47,663
• Est. tax savings @ 24.0%: +$11,439
• After-tax cash flow: $-5,517/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Oxnard Union High
• NCES district ID: 0629270
• Math proficiency: 28% ▲ 7.00%
• Reading proficiency: 51% ▲ 11.00%
• Median HH income: $68,770
• Composite: 35.79/100
• National rank: #4835
• State rank: #220 of 517 in CA

Livability — Malibu

• Score: 53/100
• State rank: #979
• US rank: #24630

Category grades

Amenities F Commute F Cost of living F Crime F Employment A+ Housing C- Health & safety C+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Los Angeles County · 9,444,647 people
• City population: 15,918
• Metro: Los Angeles-Long Beach-Anaheim, CA
• Population (ZIP): 15,918
• Household income: $196,742
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 420.0

Population outlook (Ventura County) Hauer SSP2

• Today (2025): 895,754 people
• By 2030: 912,134 · +1.8%
• By 2040: 931,454 · +4.0%
• By 2050: 934,609 · +4.3%
• By 2075: 924,899 · +3.3%
• By 2100: 864,712 · -3.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 10% Hispanic / Latino 9% Asian 5% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 8% Scotch-Irish 3% Romanian 3%
• Foreign-born: 16% · Canada, South Korea, China
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 6% French/Haitian/Cajun 2%

Political lean MEDSL · Ventura

• 2024 margin: D (+15.1) · D 56.1% · R 41.0% · Other 2.9%
• 2008→2024 swing: +2.8pp toward D · 2008: 12.3pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+21.1 2016: D+16.8 2012: D+5.3 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.62%
• Current HPI: 498.5117
• Rent YoY: ▼ -3.39%
• Metro: Los Angeles-Long Beach-Anaheim, CA
• State GDP YoY: ▲ 3.21%
• F500 in state: 116

Industry mix (Fortune 500 HQ in CA)

Industry	F500 HQs	Revenue
▸Technology	27	$1,492B
▸Financial Services	3	$174B
▸Retail	3	$44B
▸Insurance	3	$26B
▸Media / Entertainment	2	$115B
▸Pharmaceuticals / Biotech	2	$62B

Price history

-97.0% since first listed

74 events — show timeline

• 2026-05-12 Price Changed $8,995 CLAW
• 2026-05-11 Listed $1,900,000 TheMLS
• 2026-04-03 Price Changed — TheMLS
• 2026-04-02 Listed for Rent $6,995 CLAW
• 2026-03-26 Price Changed — TheMLS
• 2026-02-03 Rental Removed $6,995 CLAW
• 2026-01-20 Price Changed — TheMLS
• 2026-01-20 Listed for Rent $6,995 CLAW
• 2026-01-06 Relisted — TheMLS
• 2026-01-01 Rental Removed $6,995 CLAW
• 2025-12-28 Price Changed $6,995 CLAW
• 2025-12-26 Price Changed — TheMLS
• 2025-12-04 Price Changed $7,995 CLAW
• 2025-12-03 Price Changed — TheMLS
• 2025-12-01 Relisted — TheMLS
• 2025-10-30 Listed for Rent $8,999 CLAW
• 2025-10-29 Price Changed — TheMLS
• 2025-10-11 Rental Removed $6,900 CLAW
• 2025-08-29 Price Changed $6,900 CLAW
• 2025-06-13 Listed for Rent $7,500 CLAW
• 2025-03-27 Price Changed — TheMLS
• 2025-03-18 Price Changed — TheMLS
• 2025-03-07 Price Changed — TheMLS
• 2025-02-05 Rental Removed $7,600 CLAW
• 2025-01-10 Price Changed $15,000 CLAW
• 2025-01-10 Price Changed $6,950 CLAW
• 2025-01-10 Price Changed $15,000 CLAW
• 2025-01-09 Price Changed — TheMLS
• 2025-01-08 Relisted — TheMLS
• 2024-12-01 Price Changed $6,950 CLAW
• 2024-11-18 Price Changed — TheMLS
• 2024-11-01 Price Changed $7,000 CLAW
• 2024-10-31 Price Changed — TheMLS
• 2024-10-23 Price Changed $7,500 CLAW
• 2024-10-17 Price Changed $7,850 CLAW
• 2024-10-16 Price Changed — TheMLS
• 2024-10-10 Price Changed $8,900 CLAW
• 2024-09-23 Listed for Rent $9,500 CLAW
• 2024-09-23 Listed — TheMLS
• 2024-09-04 Listing Removed — CRMLS
• 2024-07-15 Listed $2,100,000 CRMLS
• 2024-07-13 Rental Removed $9,000 CLAW
• 2024-06-01 Price Changed $9,000 CLAW
• 2024-05-04 Price Changed $9,900 CLAW
• 2024-04-23 Listed for Rent $11,000 CLAW
• 2023-11-28 Rental Removed $9,900 CRMLS
• 2023-11-17 Price Changed $9,900 CRMLS
• 2023-11-11 Price Changed $11,000 CRMLS
• 2023-10-31 Price Changed $11,900 CRMLS
• 2023-10-21 Listed for Rent $14,750 CRMLS
• 2023-09-30 Listing Removed — CRMLS
• 2023-07-31 Price Changed $2,475,000 CRMLS
• 2023-06-06 Price Changed $2,500,000 CRMLS
• 2023-01-04 Price Changed $2,050,000 CRMLS
• 2022-11-28 Listed $2,100,000 CRMLS
• 2022-10-31 Listing Removed — CRMLS
• 2022-10-13 Price Changed $2,100,000 CRMLS
• 2022-07-12 Listed $2,199,000 CRMLS
• 2022-07-06 Price Changed $2,199,000 CRMLS
• 2022-05-26 Price Changed $1,900,000 CRMLS
• 2022-05-03 Listed $2,500,000 CRMLS
• 2021-05-17 Delisted — TheMLS
• 2021-05-17 Sold (MLS) $1,350,000 TheMLS
• 2021-04-12 Pending — TheMLS
• 2021-04-03 Price Changed $1,590,000 TheMLS
• 2021-03-15 Listed $1,690,000 TheMLS
• 2020-01-10 Listing Removed — CRMLS
• 2019-12-06 Listed $1,449,500 CRMLS
• 2019-11-25 Listing Removed — CRMLS
• 2019-10-12 Relisted — CRMLS
• 2019-10-09 Listing Removed — CRMLS
• 2019-07-26 Listed $1,495,900 CRMLS
• 1990-10-02 Sold (Public Records) $360,000 Public Records
• 1988-12-02 Sold (Public Records) $298,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $16,186 · +3.9% YoY. Source: county tax records.